Is the fact that my conveyancer in Herne Hill is not on my lender's conveyancing panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Herne Hill conveyancing firm and enquire why they are no longer on the approved list for your bank.
We were just about to sign contracts for a freehold house in Herne Hill. We encountered a stumbling block. Our mortgage offer with National Westminster Bank runs out on 1/9/2020 but the sellers are putting forward a completion date of 3/9/2020. Is it possible to prolong the mortgage expiry date?
The person best placed to address this concern is your conveyancer who should determine whether they better off negotiating with the mortgage broker, seller’s conveyancers, selling agents or conceivably all parties given the circumstances your conveyancing as of today.
In what way does my ID and proof of funds have anything to do with my conveyancing in Herne Hill? What am I being asked for?
It is indeed that case that these requests have nothing to do with conveyancing in Herne Hill. However these days you can not proceed with any conveyancing process without first handing over evidence of your identity. Ordinarily this takes the form of a either your passport or driving licence plus a bank statement. Remember if you are supplying your driving licence as evidence of identification it must be both the paper element as well as the photo card part, one is not sufficient without the other.
Proof of your origin of monies is necessary under Money Laundering Regulations. Don’t be offended when you are asked to produce this as your lawyer will need to have this information on file. Your Herne Hill conveyancing lawyer will require evidence of proof of funds prior to accepting any money from you into their client account and they should also ask further queries regarding the origin of funds.
Just bought a terraced house in Herne Hill , What is the estimated time for the Land Registry to register my ownership? My Herne Hill conveyancing solicitor works at snail pace, so I want to be sure the land registry aspects are dealt with.
As far as conveyancing in Herne Hill registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ subject to the party submitting the application, whether it is in order and whether the Land registry must send notices to any other parties. Currently roughly 80% of submission are completed within 12 days but occasionally there can be extensive delays. Historically registration is effected once the buyer is living at the property therefore an expedited registration is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.
Taking into account that I will soon spend 450k on a two bedroom apartment in Herne Hill I would like to talk to a conveyancer regarding thetransaction before instructing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer due to be conducting your property ownership legalities in Herne Hill.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Herne Hill should be the amount on the final invoice that you are charged.
I am a negotiator for a reputable estate agent office in Herne Hill where we see a few flat sales put at risk due to short leases. I have been given conflicting advice from local Herne Hill conveyancing firms. Please can you confirm whether the seller of a flat can initiate the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
After months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Herne Hill. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We can put you in touch with a Herne Hill conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Herne Hill residence is 66 Southwell Road in March 2012. By Order of Deputy District Judge Stone dated 25 January 2012 a vesting order was made. The determination of the purchase price was referred to the Tribunal who decided that the amount payable for the freehold should be£29,612.00 This case affected 3 flats. The unexpired term was 72.58 years.